Council to pass Housing Element Update on Jan 24 – Protect Historic Benicia!
Where…. City Hall Council Chambers, 250 E L St. When…….Tuesday, January 24, 2023, 6:00pm
In response to the State requiring designation of sites for new housing, the Benicia City Council will be voting on an Environmental Impact Report (EIR) and a zoning amendment package which would impact the historic integrity of the :
Downtown Historic District
Arsenal National Register and City Historic District
City Cemetery National Register District
The zoning amendment would allow higher density housing and 3 story buildings up to 35 ft. tall – and on First St up to 40 ft. tall – on selected opportunity sites. These sites are located primarily in and around Downtown and the Arsenal, and include the City Cemetery.
The EIR states that environmental impacts to the Historic Districts can be eliminated by removing the Historic District opportunity sites and is referred to as the “environmentally superior alternative”. The City would still have more than double the proposed housing required by the State.
Please attend the meeting in person, if at all possible, to show your support for this Environmentally Superior Alternative EIR, rather than the staff recommendation, and removing the City Cemetery site. Speaking is not necessary.
By Elizabeth Patterson and Steve Goetz, January 19, 2023
Please attend the City Council public hearing on the Housing Element scheduled for 6:00 pm on January 24, in-person or via Zoom. You don’t have to say anything, just show your support for those who do say something
Adopt the Environmentally Superior alternative project
By adopting the Environmentally Superior Alternative (ESA), the historic districts and places are removed thus no significant impact to cultural resources
Housing Element with this ESA still has more than 15% buffer as “insurance” for parcels that may not be developed at designated densities and affordability
Remove Park Rd and Jefferson Ridge as “opportunity sites” because city has already approved development
Reduce impacts to aesthetic resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous material, hydrology and quarter quality, public services, population and housing, and transportation by adopting the ESA.
Avoid potential threats to the viability of our heavy industry while also avoiding threatening public health and safety.
After adoption of Environmentally Superior alternative initiate planning for community goals for East side where most of the high density and affordability parcels are identified.
After adoption consider planning tools to achieve density and affordability, e.g. minimum affordability requirement range between 20 and 25%; required density for designated parcels.
Avoid losing additional land use control in the next update of the housing element (2031) through “by right development” if city does not adopt planning measures to meet state housing requirements
The following letter is from Steve Goetz
(Click image to see the 1999 General Plan)
Next Tuesday (January 24) the City Council will consider changing the Benicia General Plan to accommodate over 250% of Benicia’s share of the region’s housing need. Specifically, the Council will consider adopting a Housing Element to the General Plan that will accommodate 1,174 units above the 750 units mandated by the state for Benicia by 2031.
Click image for DRAFT 2023-2021 Housing Element
We need housing so why would providing more housing than what the state requires be a problem? A review of the information developed for the Housing Element shows this level of rezoning will significantly damage the character of Benicia’s two historic districts and historic cemetery disproportionately burden the East Side compared to other areas of the city, and concentrate new lower-income housing next to heavy industry. In other words, the City is proposing an effort in gross excess of what is required or suitable for the intended purpose, meeting the definition of the word “overkill”.
(Click image to see the Housing Element Draft EIR)
The City’s own Environmental Impact Report (EIR) for the Housing Element says that the close proximity of the proposed housing sites to historic buildings will substantially damage the significance of these historic districts. The EIR says we can protect these historic districts and meet Benicia’s share of the regional housing need by removing the 17 housing sites proposed in these historic districts.
The EIR concluded that the project alternative to remove proposed housing from the historic districts is “environmentally superior”, meaning it not only eliminates damage to Benicia’s historic districts, it also reduces impacts to aesthetic resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous material, hydrology and quarter quality, public services, population and housing, and transportation when compared to the proposed project (i.e. Housing Element). Most importantly, the EIR finds that this environmentally superior alternative would accommodate Benicia’s share of the regional housing need.
The second problem with proposing an excessive amount of housing is that over 70% of the total amount of housing proposed in the lower income categories is located in the East Side. This proposal is clearly against the General Plan policy that requires dispersal of this housing across the city.
Finally, this Housing Element shows that this concentration of lower income housing is in the most environmentally challenged area of Benicia. There is a reason why there are some undeveloped sites in the East Side. These sites happen to be near heavy industry. We have located heavy industry away from housing so it can contribute to our economy without being a nuisance and without endangering public health. This Housing Element threatens the viability of our heavy industry while also threatening public health and safety.
Last week’s staff report to the Planning Commission on the Housing Element explained that these disproportionate impacts to the East Side are a result of the City Council’s direction. In other words, the City Council is choosing to propose 2.5 times the amount of housing needed for the region to the detriment of our historic districts, the East Side, our heavy industry, and public health and safety.
One commenter at last week’s Planning Commission hearing on the Housing Element said most public comments were only looking at how the Housing Element was affecting them and not how it could benefit those who need housing and want to live in Benicia. The comments in support of our historic districts, heavy industry, and public health were not generated by concern about how the Housing Element would affect them, but how it would affect Benicia’s future and the type of community we hand down to future generations.
We look to our City Council to address city needs in a way that balances benefits of a proposed action against the disadvantages and how it supports the city’s overall goals. The Housing Element is not balanced, but is overkill, representing new housing any cost. A balanced approach to meeting our state obligation for new housing is the EIR’s environmentally superior alternative, which satisfies our housing priorities while also serving other city priorities.
>> Please attend the City Council public hearing on the Housing Element scheduled for 6:00 pm on January 24, in-person or via Zoom. You don’t have to say anything, just show your support for those who do say something. You can also call your City Council at 707-746-4213 now and leave a message. Write to our Council members:
What’s wrong with the process – ignoring Benicia’s fundamental constitutional vision
Open space along Lake Herman Road, in Benicia CA
By Elizabeth Patterson, Former Benicia Mayor, November 17, 2022
Last night the city of Benicia began the North Study Area “visioning” process for the 524 acres owned by Seeno. The North Gate Church setting was a perfect metaphor for what the challenges are for the near-by project site. Everyone had to drive to the meeting. And driving is the problem for any residential use of the Seeno property. But these notes should start at the beginning. Let me explain.
Benicia’s General Plan
The Benicia General Plan is our “constitution” of land use planning and management. Its goals and policies guide and implement the overarching goal or “vision” for Benicia planning. This plan was created by the General Plan Oversight Committee (GPOC), appointed by the then city council representing all sectors of the community. It adopted consensus decision making procedures and began by identifying shared values. Once those shared values were agreed to, GPOC began an exhaustive assessment of the city’s pattern of land use (residential, commercial, civic, cultural, recreation, manufacturing), its topography of hills, how cars, bicycles, pedestrian traffic moved, water supply, public safety, economics, environmental quality (air and water) and conservation including open space, habitat, and wetlands.
The overarching goal of the General Plan is sustainable development. And there are specific policies addressing future development of the Seeno property and adjacent land uses mindful of sustainability.
The “North Study Area” community meeting on Nov 16, 2022
Nowhere in last night’s presentation on stage or at the “open house” of poster boards was there any mention of the General Plan, our constitution of land use planning and management. Nowhere.
Nor was there mention of the hours of public conversations some of which were recorded, nor mention of the facilitated public gathering to gain community agreement on the highest and best use of the Seeno property. There was nothing said about the citizen study and 51-page report, Green Gateway Business Community. Nothing.
The current North Area Study process is not a stand alone project, but a project that must be consistent with the General Plan or recommend amendments to the General Plan. To do so requires that each mandated and optional element in the General Plan is balanced and consistent. What this means is that there must be measurable criteria for sustainable development, reduced vehicle miles traveled, public safety (meaning air, water, hazardous exposure, fire and police). What is different in 2022 that requires General Plan amendments for these elements?
Significant questions and concerns…
Can the Seeno property be developed consistent with the existing General Plan?
Are there adjustments needed for future development that meet sustainable development?
How is the public to know what the decision making process is if they are not informed about these basics?
Alas, North Area Study is not a “visioning” process that is separate from the General Plan vision. It is a project process. The city and the City’s consultant need to make that clear, and if necessary, highlight what part of the vision of the General Plan should be changed and how those changes will affect sustainability.
Will the city adopt standards and criteria for sustainability? If not, why not?
…and we could go on: there is Seeno and associates to consider.
The North Study Area visioning project aims to solicit public input on potential future land use options for the North Study Area property. Community input, together with an economic analysis and evaluation of the property conditions, will be used to develop several mixed-use concepts for further public review. Once completed, the landowner may determine whether to move forward with initiating land use applications which must include a “Master Plan” (i.e., Specific Plan) as required by the Benicia General Plan and Zoning Ordinance.
The study area is a 527-acre undeveloped property in the northeast corner of the city. The property is within the City’s urban growth boundary and fronts on Lake Herman Road and East Second Street. Although a number of site development proposals have been considered over the years, most recently in 2016, none have come to fruition. The property is currently zoned Limited Industrial (IL) and General Commercial (CG).
Visioning Process
The City wants to partner with the community to envision the future of this area, which is the last remaining large tract of privately-owned undeveloped land within Benicia.
There will be a variety of opportunities to learn more about this effort and to provide feedback over the coming year. The City will solicit public input through a series of community meetings, public events, and on-line engagement opportunities. To receive the latest updates, you can sign up for project email notifications here. The City expects to complete the visioning process by late 2023.
The North Study Area Community-Led Visioning Process is divided into the following primary tasks:
Existing Conditions Review: Review of background materials and existing conditions information relevant to the visioning process.
Economic Analysis: Analysis of real estate market conditions, financial feasibility of land use alternatives, and net annual fiscal impacts of land use alternatives.
Issues and Options: Evaluation of key issues and options associated with development options.
Mixed-use Concepts: Consideration of alternative land use concepts for the property.
Summary Report: Summary of public input received and areas of consensus that emerged from the visioning process.
Advisory Group
The City has formed an advisory group for the North Study Area project to help distribute information about the project, provide feedback on project materials, and to bring together diverse community perspectives. The advisory group consists of one representative selected by each of the following City committee/commissions and community organizations. Meetings are open to the public.
City Committees/Commissions:
City Council Subcommittee for the North Study Area (2 members)
It is with great pleasure and honor that I throw my full political support behind Kari Birdseye – candidate for Benicia city council election this November.
Kari Birdseye is a native Californian who treasures Benicia, the place we call home, for its history and its small town qualities as part of the Bay Area of water, open space, and an unmatched environment. She is a Californian who went east to learn and practice the trade of television news broadcasting. She learned to listen and ask questions and follow up questions. Coming back to California was to further her interest and career in the environment and raise her children in Benicia.
Kari dedicated herself to supporting our schools and set a record for fundraising at Matthew Turner Elementary. She is able to help her parents and grandparents in her busy life of job, children and school interests. She walks Olive her boxer dog and values our trails and open space.
I had the opportunity to appoint her to the Planning Commission where she has served as chair for five years. I like to watch her for pointers on how to engage the commissioners, pursue a line of questioning of staff and shepherd decisions to conclusion.
Her loyalty to her community is unfailing.
Now she wants to serve our fair city as a council member. I for one cannot think of anyone more suited to the job.
Elections are only a month away, and you deserve a say in who runs our city. Voting for Kari Birdseye is a vote for a person who I consider the most qualified candidate to run for city council and I support her with unqualified enthusiasm.
Please attend the City Council public hearing on the Housing Element scheduled for 6:00 pm on January 24, in-person or via Zoom. You don’t have to say anything, just show your support for those who do say something
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